Rose Cottage, 21 Doylesfort Road, Dowdallshill, Co. Louth, A91 E8X6
8 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 2 Bed · 1 Bath · 87m² · Detached
Market Position
Priced Above Local Sales
At €285,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
8 closed sales nearby · 7mo recency · Moderate confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €285,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €15 check before a €285,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
8
Transactions Analysed
Within 3.0km
7 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Georges Quay, Dundalk Harbour, Dundalk, Louth | 2025-01-29 | 114m² | |
| 1a, Castletown Road, Dundalk, Louth | 2025-12-18 | — |
Transactions within a 3.0km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER Rating Impact: With an E2 BER rating, upgrading to a B2 could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000, and significantly reducing current estimated annual energy costs of €1,800-€2,200.
Space Efficiency: The property offers 87.0m² across 2 bedrooms and 1 bathroom, which is a standard configuration for its size but may be considered compact for a detached dwelling depending on local preferences.
Value Optimization Opportunity: Investing in energy efficiency upgrades from E2 to a C or B rating could yield a return on investment through increased property value and reduced long-term running costs, making it a key consideration for potential buyers.
Hypothesis: Given the E2 BER rating and the relatively small size for a detached property, there's a significant opportunity for a buyer to add substantial value by undertaking a comprehensive renovation focused on both energy efficiency and spatial optimization, potentially creating a more desirable and valuable home than the current market comparables.
Amenities
Transport Connectivity: While specific bus routes and train stations are not detailed for Dowdallshill, its 'outside Dublin' location suggests reliance on local bus services and potential access to train stations in nearby towns like Dundalk for wider connectivity.
Local Services Accessibility: Detailed local amenities such as specific schools (e.g., St. Oliver's National School, Colaiste Naomh Mhuire), shopping centres (e.g., Scotch Hall Shopping Centre), and healthcare facilities (e.g., Our Lady of Lourdes Hospital) in the nearby town of Drogheda would be critical for buyer appeal.
Walkability and Green Space: Assuming typical rural-edge amenities, walkability to local shops or community facilities would likely be limited, necessitating car use for most errands, though proximity to regional parks or countryside could offer recreational benefits.
Hypothesis: The property's 'outside Dublin' classification for A91E8X6, coupled with its location in Co. Louth, likely means that while it offers a quieter lifestyle, its appeal to commuters will be heavily dependent on the actual distance and frequency of public transport links to larger urban centres like Drogheda or Dublin, which requires further investigation beyond the provided data.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.